Carmel Development 05-11-16

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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

May 11, 2016

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Interim Community Planning and Building Director

Submitted by: Catherine Tarone, Assistant Planner

Subject: Consideration of a combined Concept and Final Design Study (DS 16-074) and

associated Coastal Development Permit for an addition and substantial

alterations to an existing residence located in the Single-Family Residential

(R-1) Zoning District1

Recommendation:

Approve the Combined Concept and Final Design Study (DS 16-074) and associated Coastal

Development Permit subject to the attached findings and recommendations/draft conditions.

Application: DS 16-074 APN: 010-041-003

Block: 83 Lot: 3

Location: Forest Road, 3 SW of Ocean Avenue

Applicant: Jon S. Erlandson, Architect Property Owner: Carmel Development II, LLC.

Background and Project Description:

The property is located on a 5,000 square-foot lot and is built with an existing single-story

residence and detached garage totaling 1,016 square-feet. A Historic Determination of Ineligibility

for the residence was issued by the Planning Department on October 25, 2015.


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DS 16-074 (Carmel Development II, LLC)

May 11, 2016

Staff Report Page 2

footage of the remodeled residence will be 2,150 square feet, which is the maximum allowed for a5,000-square-foot lot. The remodel and addition will include the demolition of the existing

detached garage and 63 linear feet or 30% of the existing walls of the main residence.

Approximately 144 linear feet, or 70% of the existing walls will be retained.

PROJECT DATA FOR A 5,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed

Floor Area 2,150 sf (43%) 1,016 sf (20.3%)2 2,150 sf (45%)3

Site Coverage 673 sf 4 889 sf 576 sf

Trees 3 Upper /1 Lower

(recommended)

5/3 4/2

Ridge Height (1st) 18’ 15’ – 2” 17’

Plate Height (1st) 12’ 12’ – 4” 12’ – 4”

Setbacks Minimum Required Existing Proposed

Front 15’ 6’- 9” to detached

garage

53’- 9” to residence

16’- 6” to residence

Composite Side Yard 12’- 6” (25%) 9’ – 10” (20%) 9’ – 10” (at existing portion)

13’ – 4” (26.6%) (at proposed

portion)

Minimum Side Yard 3’ 3’ – 6” (min. north

side yard); 6’ – 6”

(min. south side yard)

3’ (min. north side yard)

6’ -6” (south side yard)

Rear 15’ 14’ – 3” 14’ – 3”

Additionally, the applicant is proposing to install a spaced wood deck on the front (east) elevation

surrounded by a stone wall with a maximum height of 3 feet and 10 inches. Three skylights are

proposed, which includes two tube skylights and one 2’ x 4’ skylight on the north elevation.

Finish materials include cement plaster siding and chimneys and dark grey asphalt shingles The


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May 11, 2016

Staff Report Page 3

decomposed granite walkway in the public right-of-way, a tile trash can pad in the north side yardoutside of the front and side-yard setbacks, and a pervious paver walkway and 36-inch-high

retaining wall in the north side yard. Additionally, in the front yard, the applicant is proposing a 4-

foot-high grape stake fence, a 7-foot-high wood arbor that will reuse the wooden top of the

existing arbor. Finally, the applicant is proposing new exterior lighting, landscape lighting and

landscaping. The project proposes 70.5 cubic yards of grading including 50 cubic yards of cut and

20.5 cubic yards of fill.

Staff has scheduled this application for both conceptual review and final review details. If the

Commission has concerns that cannot be addressed at one meeting it may continue the

application.

Staff analysis:

Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining “a forested

image on the site” and for new construction to be at least six feet from significant trees.

The City Forester reviewed the property in October 2015 as part of the City’s Site Assessment

report requirement and identified eight trees on the property, including three significant Coast live

oak trees. Two of these significant oak trees are located in the south-west side yard (a merged 12-inch and 16-inch tree and a 16 inch tree) near the existing residence’s chimney and the third 12-

inch tree is located at the fence line of the property’s north side yard.

While the 10-inch and 6-inch, non-significant, ornamental trees in the south-east side yard were

originally proposed for removal, the applicant is now deciding to keep them. The Municipal Code

only specifies that significant trees may not be located within 6 feet of grading but does not specify

this requirement for non-significant trees. The City Forester has looked at the plans and cautions

that the applicant and homeowner can try to retain the trees if they wish since they are not

significant, but that they might run into root or pruning issues depending on the size of the trees

and their proximity to the proposed deck and residence.


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May 11, 2016

Staff Report Page 4

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state that “designs should preservereasonable solar access to neighboring parcels” and “maintain privacy of indoor and outdoor spaces

in a neighborhood” and “maintain view opportunities.”

Staff has not identified any significant view or privacy impacts that would be created by the new

residence. The proposed kitchen window on the north elevation is located approximately 7 feet

from the property line and could be visible from the northern neighbor’s side windows. The

Planning Commission will have the opportunity to evaluate potential privacy impacts associated

with this window during the Tour of Inspection. Staff also notes that the neighbor to the south has

submitted a letter of support in favor of the project as submitted.

Mass & Bulk: Residential Design Guidelines 7.1 through 7.6 encourages a building’s mass to relate

“to the context of other homes nearby” and to “minimize the mass of a building as seen from the

public way or adjacent properties.” Further, these guidelines state that “a building should relate to

a human scale in its basic forms.”

The proposed remodeled residence is single story with a maximum ridge height of 17 feet at the

peak of the new hipped roof. In staff’s opinion, the new hipped roof element may adds some mass

and bulk to the residence. Staff has raised this concern with the applicant and in response they

have provided a flat-roof option (Attachment H). The Commission should consider whether theflat-roof option is more consistent with the Residential Design Guideline. Staff notes that the

hipped element appears less massive in the three-dimensional rendering (Attachment F).

According to Residential Design Guideline 9.3, According Residential Design Guideline 9.12, projects

should, “locate and size windows and doors to achieve a human scale while avoiding mass and

privacy impacts. The use of a grand entry, oversized entry door or large picture window facing the

street is discouraged. These convey a scale inappropriate to Carmel.”

On the front elevation of the property, the applicant is proposing an arched window measuring

approximately 8 ½ feet in width and 8 ½ feet in height. In staff’s opinion, the proposed window

appears large in scale in comparison to the residence and may be inconsistent with the above


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May 11, 2016

Staff Report Page 5

Building & Roof Form: Residential Design Guidelines 8.1 through 8.3 state that, "Shallow tomoderately pitched roofs are appropriate on one-story buildings. More steeply pitched roofs with

low plate lines can be used on two-story buildings." The Guidelines emphasize using

“restraint ” and “simplicity ” in building forms, which should not be complicated, and roof lines,

which should “avoid complex forms.”

In staff’s opinion, the overall building design and footprint do not appear overly complicated.

There is some modulation in the roof design, which is created by the challenge of adding on to an

existing residence. Staff’s primary concern with the roof design is with the tall hipped element as

described in the previous section of this report.

Skylights: According to Residential Design Guideline 9.14, “Skylights should not be visually

prominent from the street or from neighboring windows. Skylights that will produce glare or light

pollution visible to neighbors or the public should be mitigated.”

The applicant is proposing to install three skylights including one 10-inch tube skylight on the south

side elevation, another 10-inch tube skylight on the north-west elevation and one 2-foot by 4-foot

rectangular skylight on the north elevation.

The applicant is proposing 2-foot by 4-foot skylight above the kitchen on the north side of theresidence. The proposed skylight will be located approximately 30 feet away from the north

neighbor’s second story window. In staff’s opinion, there is sufficient distance between the skylight

and the neighbor’s second-story window.

Finish Materials: According to Residential Design Guideline 9.1, “Diversity of architectural styles is

encouraged. A new building should be different in style from buildings on nearby and abutting

properties.” Residential Design Guideline 9.5 recommends using "natural" building materials and

states that “stucco, in conjunction with some natural materials, may be considered depending on

neighborhood character but should not be repeated to excess within a block .”

The existing residence is single story with horizontal wood siding For the new residence the


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May 11, 2016

Staff Report Page 6

staff can support the siding choice. The Commission may decide whether it feels that stucco sidingis appropriate for this residence.

In regard to roofing material, Residential Design Guideline 9.8 states that, “roof materials should be

consistent with the architectural style of the building and with the context of the neighborhood.

Wood shingles and shakes are preferred...Composition shingles that convey a color and texture

similar to that of wood shingles may be considered on some architectural styles characteristic of

more recent eras.”

Staff notes that the existing residence has a black composition shingle roof. For the new residence,

the applicant is proposing a dark grey, presidential pattern, composition shingle roof. Staff notes

that two other residences in proximity to the proposed residence have a composition shingle roof.

In staff’s opinion, the proposed composition shingle roof does not comply with the City of Carmel’s

Residential Design Guidelines. Staff has added a condition that the applicant shall revise the

proposed roofing to be either a wood shake roof or one of the Planning Commission-approved

alternative synthetic shake or slate roof materials. The Commission may decide whether it feels

that a grey, presidential composition shingle roof is appropriate for this residence.

Fencing/Gate/Arbor : Residential Design Guideline 11.6 states, “Gates should have open or

transparent qualities that allow filtered views into the property .”

The applicant is proposing a 4-foot-high cedar fence and gate with grape stake palings and cedar

posts held in place by horizontal cedar railing. In staff’s opinion, the fence and gate as proposed

are low in scale and will provide filtered views into the front yard of the residence.

In regard to the construction of arbors, Residential Design Guideline 11.7 includes objectives to,

“maintain a narrow, low and “light” scale. Avoid the use of tall or wide entryways and avoid

massive timbers or other heavy building elements when creating an arbor ”, and to “Incorporate

vines or other landscaping to blend the arbor into the adjoining fence or wall and garden”.

Th li t i i t t t 7 f t hi h b th t ill th i ti b ’ t


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May 11, 2016

Staff Report Page 7

Site Coverage/Landscaping: Per Municipal Code Section 17.10.030.C, site coverage shall be limitedto a maximum of 22 percent of the base floor area allowed for the site (Note: on a 5,000 square-

foot site this equals 473 square feet or about 10 percent of the site). In addition, if at least 50

percent of all site coverage on the property consists of permeable or semi-permeable materials, an

additional amount of site coverage of up to four percent of the site area may be allowed. For this

5,000 square foot lot, the total amount of coverage is allowed to be 673 square feet; the project

plans are consistent with the allowed coverage. The applicant is proposing to reduce the existing

889 square feet of site coverage by 313 square feet to a total of 576 square feet. The proposed site

coverage is consistent with the Municipal Code requirements. The City Forester has reviewed the

landscaping and the applicant has made all necessary changes required by the City Forester.

Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 states that all

exterior lighting attached to the main building or any accessory building shall be no higher than 10

feet above the ground and shall not exceed 25 watts (incandescent equivalent; i.e., approximately

375 lumens) in power per fixture, and that landscape lighting shall not exceed 18 inches above the

ground nor more than 15 watts (incandescent equivalent; i.e., approximately 225 lumens) per

fixture.

In addition, Residential Design Guideline 11.8, states that projects should, “ preserve the low

nighttime lighting character of the residential neighborhoods. Use lights only where needed forsafety and at outdoor activity areas.”

For the wall mounted light fixtures, the applicant is proposing a Kichler, down-facing, LED lamp

with a brightness of 50 lumens while the maximum allowed lumens for exterior lighting is 375

lumens. The applicant is also proposing Hubbardton Forge brand, 200-lumen, down-facing step

lights. Finally, the applicant is proposing Kichler brand, 16-inch-high, 160-lumen, landscape lights

while the maximum allowed lumens is 225 lumens for landscape lighting. The locations of all

exterior and landscape lights are depicted on page A-1.2 of the Project Plans. Five wall-mounted

fixtures, eight step lights and three landscape lights are proposed. In staff’s opinion all wall, step

lights and landscaped lights are spaced reasonably, are located to avoid light impacts to

neighboring properties and comply with the requirements of the Municipal Code


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May 11, 2016

Staff Report Page 8

supports the removal of the boulder planter and the City of Carmel’s Right-of-Way VisionStatement permits, “a narrow, crushed, Decomposed Granite pathway from the street to the

property entrance…without an encroachment permit.”

Alternatives: Staff has included draft findings that the Commission can adopt if the Commission

accepts the overall design concept, including the architectural style of the building. However, if the

Commission does not support the design, then the Commission could continue the application with

specific direction given to the applicant.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,

pursuant to Section 15301 (Class 1) – Existing Facilities. The project includes a 1,134-square foot

addition to an existing 1,016-square foot residence, and therefore qualifies for a Class 1 exemption.

The proposed alterations to the residence do not present any unusual circumstances that would

result in a potentially significant environmental impact.

ATTACHMENTS:

• Attachment A – Site Photographs

• Attachment B – Findings for Approval

•

Attachment C – Conditions of Approval• Attachment D – Lighting and Material Cut Sheets

• Attachment E – Letter of Support From Neighbor

• Attachment F – 3-D Rendering of Proposed Residence

• Attachment G – Project Plans

• Attachment H – Flat Roof Elevation Plans


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Attachment A

Carmel Development II, LLC Residence Photographs

Front (west) elevation of the existing residence

Front (west) elevation of the residence with staking and flagging


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Side view of the existing detached garage facing north

Side (north) elevation


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Side (south) yard of the residence

Rear (east) Elevation of the Residence


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Potential light impact: Proposed location for the 2’ x 4’ skylight and the windows on the residence of

the neighbor to the north


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Potential Privacy Impact: Proposed residence height in relation to the windows of the neighbor to the

south


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Attachment B – Findings for Approval

DS 16-074 (Carmel Development II, LLC) May 11, 2016

Findings for Approval

Page 1

FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.8 and LUP Policy P1-45)

For each of the required design study findings listed below, staff has indicated whether the

submitted plans support adoption of the findings. For all findings checked "no" the staff report

discusses the issues to facilitate the Planning Commission decision-making. Findings checked

"yes" may or may not be discussed in the report depending on the issues.

Municipal Code Finding YES NO

1. The project conforms with all zoning standards applicable to the site, or has

received appropriate use permits and/or variances consistent with the zoning

ordinance.

✔

2. The project is consistent with the City’s design objectives for protection and

enhancement of the urbanized forest, open space resources and site design. The

project’s use of open space, topography, access, trees and vegetation will maintainor establish a continuity of design both on the site and in the public right of way that

is characteristic of the neighborhood.

✔

3. The project avoids complexity using simple/modest building forms, a simple roof

plan with a limited number of roof planes and a restrained employment of offsets

and appendages that are consistent with neighborhood character, yet will not be

viewed as repetitive or monotonous within the neighborhood context.

✔

4. The project is adapted to human scale in the height of its roof, plate lines, eave

lines, building forms, and in the size of windows doors and entryways. The

development is similar in size, scale, and form to buildings on the immediate block

and neighborhood. Its height is compatible with its site and surrounding

development and will not present excess mass or bulk to the public or to adjoining

properties. Mass of the building relates to the context of other homes in the

vicinity.

TBD

5. The project is consistent with the City’s objectives for public and private views

and will retain a reasonable amount of solar access for neighboring sites. Through

the placement, location and size of windows, doors and balconies the design

respects the rights to reasonable privacy on adjoining sites.

✔

6 The design concept is consistent with the goals objectives and policies related to ✔


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Attachment C – Conditions of Approval


Conditions of Approval

Page 1

Draft Conditions of Approval

No. Standard Conditions

1. Authorization: This approval of Design Study (DS 16-074) authorizes 1) the

construction of a 1,134 square-foot, single-story addition to the existing

residence, 2) the demolition of 63 linear feet or 30% of the existing walls and the

remodel of 144 linear feet, or 70% of the existing walls, 3) 70.5 cubic yards of

grading including 50 cubic yards of cut and 20.5 cubic yards of fill, 4) the

installation of a spaced wood deck on the front (east) elevation surrounded by a

stone wall with a maximum height of 3 feet and 10 inches, 5) the installation of

three skylights, including two tube skylights and one 2’ x 4’ skylight on the north

elevation, 6) the installation of new unclad wood windows and doors, 7) the use

of cement plaster for the residence’s siding and chimneys, 8) the installation of

dark grey presidential pattern composition shingles, 9) a new pervious paver

driveway, 10) a brick front walkway and decomposed granite walkway in the

public right-of-way, 11) in the north side yard, a tile trash can pad outside of the

front and side-yard setbacks, a pervious paver walkway and a 36-inch-high

retaining wall, 12) a 4-foot-high grape stake fence and a 7-foot-high woodarbor, 13) new exterior lighting and landscape lighting, and 14) new landscaping.

✔

2. The project shall be constructed in conformance with all requirements of the

local R-1 zoning ordinances. All adopted building and fire codes shall be

adhered to in preparing the working drawings. If any codes or ordinances

require design elements to be changed, or if any other changes are requested at

the time such plans are submitted, such changes may require additional

environmental review and subsequent approval by the Planning Commission.

✔

3. This approval shall be valid for a period of one year from the date of action

unless an active building permit has been issued and maintained for the

proposed construction.

✔

4 All new landscaping if proposed shall be shown on a landscape plan and shall ✔


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Page 2

be planted when new trees are required to be planted by the Forest and Beach

Commission or the Planning Commission.

5. Trees on the site shall only be removed upon the approval of the City Forester or

Forest and Beach Commission as appropriate; and all remaining trees shall be

protected during construction by methods approved by the City Forester.

✔

6. All foundations within 15 feet of significant trees shall be excavated by hand. If

any tree roots larger than two inches (2”) are encountered during construction,the City Forester shall be contacted before cutting the roots. The City Forester

may require the roots to be bridged or may authorize the roots to be cut. If

roots larger than two inches (2”) in diameter are cut without prior City Forester

approval or any significant tree is endangered as a result of construction activity,

the building permit will be suspended and all work stopped until an investigation

by the City Forester has been completed. Twelve inches (12”) of mulch shall be

evenly spread inside the dripline of all trees prior to the issuance of a buildingpermit.

✔

7. Approval of this application does not permit an increase in water use on the

project site. Should the Monterey Peninsula Water Management District

determine that the use would result in an increase in water beyond the

maximum units allowed on a 5,000-square foot parcel, this permit will be

scheduled for reconsideration and the appropriate findings will be prepared for

review and adoption by the Planning Commission.

✔

8. The applicant shall submit in writing to the Community Planning and Building

staff any proposed changes to the approved project plans prior to incorporating

changes on the site. If the applicant changes the project without first obtaining

City approval, the applicant will be required to either: a) submit the change in

writing and cease all work on the project until either the Planning Commission

or staff has approved the change; or b) eliminate the change and submit the

proposed change in writing for review. The project will be reviewed for its

compliance to the approved plans prior to final inspection.

✔

9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,

i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the

ground. Landscape lighting shall be limited to 15 watts (incandescent

✔


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Page 3

11. The Carmel stone façade shall be installed in a broken course/random or similar

masonry pattern. Setting the stones vertically on their face in a cobweb pattern

shall not be permitted. Prior to the full installation of stone during construction,

the applicant shall install a 10-square foot section on the building to be reviewed

by planning staff on site to ensure conformity with City standards.

✔

12. The applicant shall install unclad wood framed windows. Windows that have

been approved with divided lights shall be constructed with fixed woodenmullions. Any window pane dividers, which are snap-in, or otherwise

superficially applied, are not permitted.

✔

13. The applicant agrees, at his or her sole expense, to defend, indemnify, and hold

harmless the City, its public officials, officers, employees, and assigns, from any

liability; and shall reimburse the City for any expense incurred, resulting from, or

in connection with any project approvals. This includes any appeal, claim, suit,

or other legal proceeding, to attack, set aside, void, or annul any projectapproval. The City shall promptly notify the applicant of any legal proceeding,

and shall cooperate fully in the defense. The City may, at its sole discretion,

participate in any such legal action, but participation shall not relieve the

applicant of any obligation under this condition. Should any party bring any

legal action in connection with this project, the Superior Court of the County of

Monterey, California, shall be the situs and have jurisdiction for the resolution of

all such actions by the parties hereto.

✔

14. The driveway material shall extend beyond the property line into the public right

of way as needed to connect to the paved street edge. A minimal asphalt

connection at the street edge may be required by the Superintendent of Streets

or the Building Official, depending on site conditions, to accommodate the

drainage flow line of the street.

✔

15. This project is subject to a volume study. ✔

16. Approval of this Design Study shall be valid only with approval of a Variance. N/A

17. A hazardous materials waste survey shall be required in conformance with the

Monterey Bay Unified Air Pollution Control District prior to issuance of a

d liti it

✔


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Page 4

adjacent private property.

19a. An archaeological reconnaissance report shall be prepared by a qualified

archaeologist or other person(s) meeting the standards of the State Office of

Historic Preservation prior to approval of a final building permit. The applicant

shall adhere to any recommendations set forth in the archaeological report. All

new construction involving excavation shall immediately cease if materials of

archaeological significance are discovered on the site and shall not be permittedto recommence until a mitigation and monitoring plan is approved by the

Planning Commission.

N/A

19b. All new construction involving excavation shall immediately cease if cultural

resources are discovered on the site, and the applicant shall notified the

Community Planning and Building Department within 24 hours. Work shall not

be permitted to recommence until such resources are properly evaluated for

significance by a qualified archaeologist. If the resources are determined to besignificant, prior to resumption of work, a mitigation and monitoring plan shall

be prepared by a qualified archaeologist and reviewed and approved by the

Community Planning and Building Director. In addition, if human remains are

unearthed during excavation, no further disturbance shall occur until the County

Coroner has made the necessary findings as to origin and distribution pursuant

to California Public Resources Code (PRC) Section 5097.98.

✔

20. Prior to Building Permit issuance, the applicant shall provide for City

(Community Planning and Building Director in consultation with the Public

Services and Public Safety Departments) review and approval, a truck-haul route

and any necessary temporary traffic control measures for the grading activities.

The applicant shall be responsible for ensuring adherence to the truck-haul

route and implementation of any required traffic control measures.

N/A

21. All conditions of approval for the Planning permit(s) shall be printed on a full-

size sheet and included with the construction plan set submitted to the Building

Safety Division.

✔

Special Condition

22. The applicant shall revise the proposed presidential composition shingle roof to

be a wood shake roof or one of the Planning Commission-approved alternative

th ti h k l t f t i l


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213

February 23, 2016

Concept Review Application Cover Letter

Regarding: Forest Road Residence,

Forest Road 3 SW

of

Ocean Avenue

Assessor' s Parcel Number: 001-173-001-000

To Whom it may Concern:

The existing property has a small cottage built in the early 50s in part by MJ Murphy.

A review determined that the structure was not Historic, but

we

wanted

to

retain much

of

he

character (which is entirely on the interior). The exterior lacks detail, overhangs the typical

charm associated with Murphy.

The property gently slopes to the Southeas t providing nice sun access, and has several

mature oaks which we wished to retain.

The neighboring homes on Forest Road are both 2 story principally facing South.

Our approach was to retain the one-story character which will limit the impact on neighbor's

views and privacy, step down the slope with the expansion and focus on the southern

exposure with the interior and exterior spaces.

We are keeping much of he quality interior woodwork, updating the doors, windows,

insulation and systems

of

he existing structure.

The concept as proposed requires:

The removal of small ornamental trees (6 Diameter Japanese Maples).

Minimal Grading (75 CY Fill) only as needed to reduce the height of a patio/deck.

Demolition ofa non-conforming garage structure

Removal of he street fencing exceeding the height limit

Removal

of

encroachments in the City

RO W

.

We believe this project responds positively to the Preliminary Site Assessment, respects the

scale and privacy of he neighbors and will be a welcome improvement.

Thank you for your consideration.

Sincerely

Jon Sather Erlandson

Jon Sather Erlandson

Post Office ox 7108 Carmel, California 93921 (831) 625-6163

rchitect


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214

Concept Review Revised Submittal

Design Study Application DS 16-074

Forest Road

3SW of

Ocean Avenue

Block 883, Lot 3 APN: 001-173-001-000

Submitted Herewith:

One set of 24 x36 plans

One set

of reduced plans on x17 paper.

Folder

of

Material Literature Including:

• Outdoor Light Fixtures

• Roofing Material Literature

• IPE Wood Decking Sample Photograph

• Pervious Paver Photograph and Literature

• Stone Veneer Pattern Photograph

• Window Specifications and Details

• Copper flue Cap

• Photographs

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Available Finishes

Lr

ALT

BBR

BBR

o

co

ADD TO PROJECT

Technical Information

Safety Rated: Wet

Weight: 1.50 LBS

Voltage:

12V

Color Rendering Index:

80

Width: 6.25

Height:

22.50

Length:

6.25

Lamp Included: Integrated

Light Sou rce: LED

Finish: Copper


25/55

218

KIC

L R

Half Moon 3000K LED Deck Light BBR

15764BBR30R (Bronzed Brass)

Product Description: 3000K PURE-WHITE LED HALF

MOON Understated, transitional style in a Architectural Bronze

finish for deck and patio with the added benefit of LED

technology.

Available Finishes

Az r

AZT

BBR

BBR

WHT

WHT

ADD

TO PROJECT

Technical Information

Safety Rated:

Max

Wattage/Range:

Width :

He ight:

Lamp Included:

Voltage:

Light Source:

Number of Bulbs:

Max Watt:

Finish:

Wet

2.5W

4.00

2.00

Not

Included

15V

LED

.86W

Bronzed Brass

4/112016

Presidential Shake ®

TL

l.iJxury -

Residential

- Roofill:J- Certai

nTeed


26/55

219

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Driveways, patio.(, and walkways

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226

SIERRR P CIFIC WINDOWS

spen

Casement Wood Window

• Certified and labeled (SFI) Ponderosa Pine or Douglas Fir

• Wood exteriors

• Radius Aspen casements available

• Colonial sash

• Integral nailing fin

• Factory applied drip cap

• Basic mb width 4 9/16''

• Factory applied extension jamb s

• Sash 1 3/4 thick

• Mortise and tenon sash corner joints

• Single operating lever lock

• Opens 9 degrees for easy cleaning

• Multitude of glass options

• Contemporary, 5/8 Putty, 7/8 Atherton (wood exterior only)

• 3 screen mesh options

v rood Standard Casement


34/55

227

5W

:=zsu

·- ·•m

.X

Colonial4

Jamb

Vertical/Operable Section

Wide

Sash w/ Simulite

;::

· 1

.

.

Sierra

acific

Windows

800-824-7744 WWt .slerrapaciflcwindows.com

Scale: s• := 1· o·

. :m==a··· . r

Upd.tt£d: 6/11

N o ~

Sierra Pacifi c AIIndows reserves

right to

change

specifications

without


35/55

2 2 8

Re:Remodel at Forest 3 SW Ocean https:/ mail.aol.corn webmail-std/en-us/PrintMessage

REVISIO-N


36/55

From:

Pat Garfield

To: Steve Seely

Subject:

Re:Remodel at Forest

3

SW Ocean

Date: Sun Apr

24 2016

10:03 am

APR 5 201 i

City of Carmel-by-the-sea

Planning &Building Dept.

Thank you for showing us your plans for your remodel

at

Forest 3 SW Ocean. As your next

door

neighbor to the

south we support the design as proposed and

t

will be a nice improvement

to

the neighborhood.

Sincerely

Patricia Garfield

Patricia Garfield

President/Owner

USCG 100

on

Masters License

Farallone Yacht Sales Inc

Exclusive Northern California Dealer for;

Catalina Yachts

Ranger Trailerable Tugs

Office 510.523.6730. Cell 925.998.5445


37/55


38/55

STRAW BALES

METAL BINDING

SECTION

STRAW BALES TIGHTLY

PACKED OR OFFSET

CORNERS AS SHOWN.

DRY-WELL

DATE

c ·


39/55

STEEL OR WOOD POST 36"

HIGH MAX

I I PONDING HEIGHT

~ F I L T E R F A B R I C ·

ATTACH SEGUREL Y

UPSTREAM , IDE OF POST

X6 TRENCH WITH

COMPACTED BACKFILL

:?

WRAP FILTER FABRIC UNDER

COMPACTED BACI« ILL

SILT FENCE DETAIL

G4

--..

10' MAX. SPACING WITH WIRE

SUPPORT FENCE

6' MAX. SPACING WITHOUT

WIRE SUPPORT FENCE

EXTRA STRENGTH FILTER

FABRIC NEEDED WITHOUT

WIRE MESH SUPPORT

No Scale

v

- - -

-;:-_,...._

_____

__ __ _ __

___

__ ___

Upper Leve l FF GS .

90

1

S1lt Fence or Waddle

3

GS

--

------------

Ma1n

Level

FF

G I .50

NOTES·

1. SEDIMENT BARRIERS ARE TO BE USED FOR SMALL. NEARLY

LEVEL DRAINAGE AREAS (LESS THAN 5%)

2. EMBED THE BALES 12 INTO THE SOIL AND OFFSET CORNERS

OR PLACE BALES WITH ENDS TIGHTLY ABUTTING. GRAVEL

BACKFILL WILL PREVENT EROSION OR FLOW AROUND THE BALES

3.

BALES SHALL BE COMP RISED OF STERILE RICE STRAW

STRAW BALE/GRAVEL SEDIMENT BARRIER

Gara ge

FF

G .45

I

------. . . . . . . . . . . ._ I

I

S

G I.

PROPOSED SITE DRAINAGE

and

EROSION CONTROL

PL N

0

Scale: 1/4 =1'-0

0

..

I

- 2 X 2" WOOD STAKES OR NO .

4

METAL REBAR SECURELY

AN

CH

OR

BALES.

No Scale

2

Gl

0

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WM

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Sheet Nu

A

PROPO

LANDSCAPE and IRRIGATION NOTES

1. The existing property has severo m ature shrub5 ond trees which we

shall

protect

during

construction

and/or relocated as noted.

2. Tree

protectkm

shall be in place per City requirements prier to

commencement of any work on this properly.

3.

All landscaping shall

be

maintained with Drip Irrigation.

4. Install bark-mulch ct oil irrigated

plant

ing areas unless spec

ifi

cally

designated otherwise.

LANDSCAPE

SYMBOLS

GROUND COVER

@

Ceanothus griseus horizontalis

* rctostapy/os 'Emerald Carpet'

SHRUBS

COMMON

NAME

.SIZE

MATURE SIZE NOTES

DATE

1---

·- -

Carmel Creeper

1 Gallon

2'-3' Ta

ll

by 4 '-6' Wide

1

Carpet Manzanita

1 Gallon

6-8 Tall by 3'-5' Wide


40/55

5.

Irrigation controller shell

be

equipped with o rain sensor.

CITY LANDSCAPE REQUIREMENTS

1.

Al

Ivy shall be removed from the Ste.

2. Al rocks, walls

ond

structural elements shall be removed from the C ty

Right-of-

Way

except as noted.

3.

Al

new planting shall

be

drip irrigated except as noted.

Plant Symbol

0

Approximate Mature Size

LANDSCAPE

and

IRRIGATION NOTES

I

3

-

~ @

@

/

e r e ~

•

@

/

@ /

•

/

@

•

@

- :

- -G I

0

Irrigation ;·--- --·,

Controller : _

@

•

•

PROPOSED LANDSCAPE PLAN

Arctostapy/os 'Pacific Mist'

: J >

Rosmarinus officina/is

Ceanothus 'Dark Star'

TREES

Cupressus macrocarpa

Quercus agrifolia

Acer Palmatum

. ORNAMENTALFLOWERS

Agapanthus (existing)

PLANT LIST

1 Gallon

2'-3' Tall by 6'-12' Wide

anzanita

6/nch

3'-4' Tall by 3'-4' Wide

osemary

6 Inch

4'-8' Tall by 8'-12' Wideark Star Ceanothus

. .

5 Gallon Up to 130 feet tall

5 Gallon

40-50' Tall and Wide

Protect Existing & Plant as Noted

Monterey Cypress

Coast Live Oak

Existing

Replant existing as shown

apanese Maple

Varies 3' Tall by

3'

Wide

Replant existing as shown or noted

ily of the Nile

w

No Scale I 2

v

.

U

~

S

heet

N

u

A

Scale: -0

1

LA

LANDSCAPE LIGHTING NOTES

1. Al

exterior

lighting o\toched

to

the building shall be mounted no

higher than 10 feet above the ground and not exceed 25 watts in

power per

fixture (approximately 375 lumens).

2. Landscape lighting shall

not

exceed

18

inches above the ground.

3. Landscape lighting shall

not

exceed

15

watts (approwimotely

225

lumens) per fixture and shall not be less than 10 feet aport.

4. ll exterior fixtures shell be on c circuit with c

photo sensor

and

with

a timer override.

LANDSCAPE LIGHTING SPECIFICATIONS :

Kichler #15764 BBR27

12

Volt. 1 Watt LED Lamp

DATE

t

- -- ·--

- -

-- -


41/55

EXTERIOR LIGHTING NOTES

..------ - --

--

.....--

G4

GI

I

I

_

3

0

I 2 ~ G O

ak

0

1G Oak

PROPOSED EXTERIOR LIGHTING PLAN

SYMBOL:

0·

SYMBOL:

SYMBOL:

,

e

EXTERIOR LIGHT FIXTURES

G4

i i j

i :1

iii

G3

I

3.75 inches wide

Kichler #15820CO

~

6.25 inches wide

22.5 inches long

(Mounted height 16

above finished grade)

Hubbardton Forge #306567

~ 10 inches wide

16 inches high

'·

~ ~

I

I

I

I

I

I

I /

I _,

r - ~ s : s ~

50 Lumens 3000K

Bronzed Brass finish with

Satin Etched Tempered Soda Lime Glass

12

Volt integrated 4 Watt LED Lamp

160 Lumens 2700K Warm White

Copper finish

120 Volt, 4 Watt LED Lamp

200 Lumens 3000K

Bronze Finish

,..,

I

Gl

IG K

0

No Scale

r

W

/

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- --

1

18' K I

0

I

@I

U t J I ~

Pole

Scale: 1/4 =1'.{)

1

Sheet

Num

A

LAN


42/55

GI

..

I

Bedr6orri i

H .

Bedroom

1:

i v i n ~

Room

--j l

12 K I b K

-

C?Q

_ _

DEMOLITION :

Existing Exterior Walls:

Exterior Walls to be Demolished:

Existing Walls to

be

Remodeled:

· · ·

Abbrevrabons:

(E) Exr

sbng

(P)

Proposed

(N)

New

(TBRJ

To be Removed

(FF) Frnrshed Floor

207 LF

63

LF

= 0%

144

LF

70%

WOOD WALL

-----\---

59

-

Wall

Legend

1 IExisting Walls to Remain

:= :::::::_

_::::::

:::: J

Existing Walls to be

Removed

IJ Jjlllllfll New Wall

I b K

0

IZl

WM

/

(E)

Bnck Wa lkwa

TBR

.

0

13' K

DEMOLITION PLAN

Scale: 114'=1'-0"

c

0

U

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Num

A

1

DE

DATE

1- - - - -

~ ~ ~

~ - - - -

- -


43/55

I

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.....,...

I

I

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32' -1

1 7 - ~ ·

Bedroom 1

L ~ ~

___

.

· ·· ····-

1

· · ·

~

1 6 - 7 ~ ·

- - - - - - - - - - - - - - - - - - - - - - -

- - - - - - - - -

- - - - -

55'-11

Existing

Existing

Existing

r--

1

I

I

I

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I

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Gorogol

..

.....

.

House:

1,016

SF

Garage:

224

SF

Total: :

1,240

SF

ID

, I

Base

Floor Area:

Proposed

House:

Proposed

Garage:

Proposed Total ::

PROPOSED FLOOR PLAN

2,150

SF

1,930 SF

220

SF

2,150

SF

Scale: 1/4 =1'-0

cct

I

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w

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DATE

1-------+

f---- - - - -+

f-- -

1

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44/55

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:

I

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Existing Residence Floor Area

Residence New Floor Area

Garage New Floor Area

1,016 SF

914 SF

220 SF

I

l

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~

I

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Total

Proposed Floor

Area

2,150 SF

NO OVERL P

or

TWO-STO RY R EA PROPOSED

FLOOR LEVEL MAP

Sc

ale 1/4 =

1'-0

1

.

0

-

_

c

0

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w

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Sheet Nu

A

FL

DATE


45/55

Kitchen: F.F.

61.50

Vaulted Ceiling

PROPOSED NORTH ELEVATION

Copper Chimney Cap

and Spark

Arrestor

lass A Fi reproo f Heavy

Texture Asphalt Shingles

Ridge 79.7

Copper Flashing

and Gutters

Bronze Light

Wood Windows and

Doors Paint Finish

Carmel Stone Veneer

with Limestone Co

Ashlar Horizontal

Pattern

PROPOSED EAST ELEVATION

EJB

8

Vaulted Bedroom Ceiling

-

PL 73.1'

·stained Mahogany Entry and

Garage Door

(N) PL 73.6

(E) PL 73 .1'

Scale: 1/4 =1'-0

N

Scale: 1/4 =1'-0

,

w

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Sheet

Nu

A

PROP

DATE


46/55

ew Framing

~ : : r i ~ g _ 7 ~ 6 _ : _

( E ) P L ~ i 3 . 1

F I

65.90

Pointed Wood

Under-Floor Access Door

PROPOSED SOUTH ELEVATION

(EL Et-_ 73.

(E)

PL

73.1

EB

Vaulted Ceiling

at

Bedroom

[Q

PROPOSED WEST ELEVATION

EB

Scale: 1/4 =1'-0

s

Ridge: PL.

77 5

Vaulted Ceiling

at

Moster Bedroom

- g - -

Scale: 1/4 =1'-0

s

0

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6"x 12 Concrete P

av

ers

DATE


50/55

Reused

Existing

Red

Brick from

Site

2 "x2" S

and

Fill ed

Drainage

Void

PERVIOUS BRICK WALK DETAIL

.

,

- .. ----- ---- ·· .. · ..

-

Reuse Existing Arbor 1 o ~

Cedar 6x 6 Posts-----------

2x6 Cedar R a i l s ~ ~

Gropes\oke

F u n g

- ~ ~

: : : : : : : : ~ ~ 8

X

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Scale: 1-1/2 =1'-0 1

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STREET FENCE ELEVATION

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-

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3

PERVIOUS PAVER DETAIL

_. .

_______ .- ------

------·

---------------------- -----------

. --.

-_ _

~

·

3"x3" S

and

File Drainage Void

Scale: 1-1/2 =1'-0

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~ D A T E REVISIO


51/55

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/

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/

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THRESHOLD

ELEVATION=G5.9

RIDGE

ELEVATION=77.G

/

/

/

/

/

/

SITE

SURVEY

/ _ _L

/

/

/

/ L

BRICK

PA

TIO

APR 26 2 16

City

of

Carmel-by-the-Sea

I

Planning Building Dept.

/

/

EF

/

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L / / /

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Documents

Carmel Development 05-11-16